Where England will need homes by 2040
New Marrons research explores how demographic change, housing supply pressures and shifting demand will shape England’s housing market over the next 14 years.
Housing 2040: Phase II builds on our original research, using the latest national and regional data to identify where demand will grow, where supply is under pressure and what this means for the sector.
For developers, investors, registered providers and local authorities, the challenge is clear. The homes needed in 2040 must start being planned today.
A data-led view of future housing need
Using the Office for National Statistics’ (ONS) 2022-based household projections, published in October 2025, the report provides a national and regional forecast of housing demand across England to 2040.
This analysis is supported by:
- Local authority housing registers
- Social housing stock movements – including demolitions, Right to Buy sales and new completions
- Housing requirement projections using the government’s standard method
Together, these insights provide a clearer picture of how England’s housing needs will evolve over the coming decade and beyond.
Key insights from Phase II
Housing 2040: Phase II explores the trends reshaping housing demand across the country, including:
- Where first-time buyer and family home demand will be strongest
- Which regions are losing the most social housing
- The impact of ageing populations and under-occupation trends
- The growing 19–24 demographic – including students, graduates and young professionals – and implications for purpose-built student accommodation (PBSA) and co-living
- Regional insights across every part of England
What this means for the sector
The findings highlight the scale of England’s future housing challenge – but also the opportunities it presents.
For developers, investors, registered providers and local authorities, understanding where demand will grow will be critical to delivering the right homes in the right places.
From starter homes and family housing to later living and specialist accommodation, the report provides insight into the types of homes that will be needed to meet future demand.
If England is to meet the needs of its population in 2040, the right homes need to start being planned and delivered today.
